Mumbai’s New 'Iconic Buildings' Policy Faces Public Scrutiny Ahead of Rollout

A policy aimed at reshaping Mumbai’s skyline through architecturally distinct buildings has come under public examination, as the deadline for citizen feedback nears. The Brihanmumbai Municipal Corporation (BMC) has set July 24 as the final date for suggestions and objections before the plan is put into action.

Introduced under Regulation 33(27) of the Development Control and Promotion Regulations (DCPR) 2034, the initiative is designed to promote “iconic” construction by offering up to 50% additional Floor Space Index (FSI) to developers. However, only five such buildings will be sanctioned each year, and each must allocate at least 40% of its space for public access—either free or paid. Despite its progressive premise, the policy has been met with resistance from urban planners, architects, and heritage advocates. It has been cautioned that poorly integrated modern structures may alter or overshadow Mumbai’s existing architectural identity. Particular concern has been voiced regarding areas such as Fort, Marine Drive, and Gamdevi, which are noted for their visual harmony and cultural heritage.

It has been suggested that a skyline review body be constituted to evaluate the potential visual and cultural impact of future developments. Critics have warned that, in the absence of such oversight, the policy might encourage vertical excess in historically sensitive zones. The governance structure has also been criticised. The decision-making committee—led by the BMC Commissioner—has been described as lacking transparency, clear membership criteria, and a public accountability mechanism. Unlike Mumbai’s Heritage Committee, which includes civil society representatives, the Scrutiny Committee has been viewed as closed to broader participation.

The definition of “iconic” has been called vague, raising concerns about subjective interpretations. Additionally, questions have been raised about the rationale behind the FSI incentives, with demands for clearer disclosures and stricter checks, especially in densely populated or heritage-rich zones. Citizens have been encouraged to voice their opinions before the consultation window closes. Whether these appeals lead to revisions in the policy remains to be seen—but what is certain is that Mumbai’s evolving skyline is now a subject of intense debate.